I am not well enough to travel far from Shenley Brook End. What is the rationale as to why all Shenley Brook End lawyers aren't automatically on all mortgage company panels?

Pre- 2008 most mortgage companies demonstrated an attitude to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Accordingly, banks have since requiredmore information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders set.

All was ready to move into my new home in Shenley Brook End next Friday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Shenley Brook End.

I am purchasing a new build house in Shenley Brook End with a mortgage from Bank of Scotland. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my conveyancer about the deal as it will put at risk my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How can the Landlord & Tenant Act 1954 affect my commercial offices in Shenley Brook End and how can you help?

The 1954 Act gives protection to commercial tenants, granting the a statutory right to make a request to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Shenley Brook End is one of the numerous locations in which the firms we work with are based

Can you provide any advice for leasehold conveyancing in Shenley Brook End from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Shenley Brook End can be avoided where you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
Some Shenley Brook End leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Arranging a new share certificate is often a time consuming formality and slows down many a Shenley Brook End home move. If a new share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Shenley Brook End leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord acquiescing to such changes. Should you dont have the approvals to hand you should not communicate with the landlord without contacting your conveyancer first. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

Leasehold Conveyancing in Shenley Brook End - A selection of Queries before Purchasing

Most Shenley Brook End leasehold flats will have a service charge for maintenance of the building invoiced on behalf of the management company. Where you acquire the apartment you will have to meet this liability, normally periodically during the year. This may vary from a few hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a large amount, say around £50-£100 but you should to enquire it because occasionally it can be surprisingly expensive. How many of the leaseholders are in arrears for their service charge payments? Make sure you find out if the the lease includes any unreasonable restrictions in the lease. For example it is very common in Shenley Brook End leases that pets are not allowed in in a block in Shenley Brook End. If you love the propertyin Shenley Brook End yet your cat is not allowed to move with you then you will be faced hard determination.